Jalan Yasin, Kembangan, East Region, Singapore
$12,800,000
Call/Whatsapp 请速电 Edison 连国雄@ 8821—-9988 for an Exclusive Viewing! Brand New Semi-Detached House | Freehold | District 14 | Move-In Ready Discover modern luxury living in the heart of Kembangan / Eunos with this brand new semi-detached house. Key Highlights: • Spacious land size with excellent development potential • Contemporary design featuring high-quality finishes — ideal for growing families or multi-generational living • Freehold tenure — own it forever with total peace of mind • Rare opportunity to own a newly completed semi-detached in a quiet, established landed enclave Prime Location Advantages: • Within walking distance to Kembangan MRT (EW6) and Eunos MRT (EW7) • Close to popular primary schools, including those within 1km radius • Easy access to Paya Lebar Central, Geylang Serai, major expressways, and daily amenities This is a rare chance to secure a brand new semi-detached home in one of District 14’s sought-after landed neighbourhoods — perfect as a family home or a high-value asset with strong long-term appreciation potential. Disclaimer: All land/unit sizes, built-up areas and cardinal directions are based on approximate measurements and are subject to final survey.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 40 HDB resale transactions (data.gov.sg)
Fair Value
S$3.20M
S$681 psf
Asking Price
S$12.80M
S$2,412 psf
vs Market
+300.2%
vs Last Done
+245.1%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
40 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$635
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$681
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.6% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.6% vs FV | 99yr from 1987 |
Oct 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$1,100,000 | ▲S$700 +2.8% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.3% vs FV | 99yr from 1986 |
Jul 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,593sqft | S$1,150,000 | ▲S$722 +6.0% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 10 TO 12 | 1,572sqft | S$1,150,000 | ▲S$732 +7.5% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.5% vs FV | 99yr from 1987 |
Jun 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,550sqft | S$1,150,000 | ▲S$742 +9.0% vs FV | 99yr from 1987 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -1.9% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.6% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.6% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.6% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.6% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.8% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.3% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+6.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.5% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+9.0% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-1.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Geylang, with a remaining lease of 82 years, presents a compelling case for potential buyers and investors in the current real estate market. With an estimated value of $3,198,369, equating to $681 per square foot (PSF), this property is positioned significantly above the market baseline, showcasing a remarkable 300.2% premium. This notable discrepancy emphasizes the desirability and demand for properties in this vibrant locale, suggesting that buyers are willing to pay a premium for the unique characteristics and amenities that Geylang has to offer.
The high model confidence, derived from an analysis of 40 recent HDB resale transactions in the vicinity, reinforces the strength of this valuation. The data indicates a robust market signal, underscoring the attractiveness of Geylang's location, coupled with the relatively lengthy lease term remaining. As Singapore's property landscape continues to evolve, this HDB Executive unit stands out not only as a residential option but also as a strategic investment opportunity in a thriving district where both lifestyle and potential appreciation converge.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.